Attachment 4
-1-
CITY OF MOUNTAIN VIEW
RESOLUTION NO.
SERIES 2023
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOUNTAIN VIEW APPROVING A VESTING TENTATIVE MAP TO CREATE 58 NEW PARCELS, INCLUDING 27 PARCELS FOR RESIDENTIAL BUILDINGS WITH UP TO 7,000 RESIDENTIAL CONDOMINIUM UNITS, 360 COMMERCIAL CONDOMINIUM UNITS, AND 526 VERTICAL SUBDIVISION LOTS IN A 153-ACRE MASTER PLAN AREA GENERALLY LOCATED NORTH OF U.S. 101
BOUNDED BY CHARLESTON ROAD TO THE NORTH, STEVENS CREEK TO THE EAST,
SPACE PARK WAY TO THE SOUTH, AND HUFF AVENUE TO THE WEST, ON PORTIONS OF THE
GATEWAY MASTER PLAN AREA LOCATED AT THE NORTHWEST CORNER OF SHORELINE BOULEVARD AND THE U.S. 101 NORTHBOUND ON-RAMP, AND SIX PARCELS BETWEEN SAN ANTONIO ROAD AND MARINE WAY IN THE P(39) (NORTH BAYSHORE)
PRECISE PLAN, AND ON A PORTION OF THE SHORELINE AMPHITHEATRE PARCEL NORTH OF
AMPHITHEATRE PARKWAY, OUTSIDE THE NORTH BAYSHORE PRECISE PLAN AREA
WHEREAS, an application (Application No. PL-2022-052) was received from Google LLC for a Vesting Tentative Map to create 58 new parcels, including 27 parcels for residential buildings with up to 7,000 residential condominium units, 360 commercial condominium units, and 526 vertical subdivision lots in a 153-acre North Bayshore Master Plan area; and
WHEREAS, the Environmental Planning Commission held a duly noticed public hearing on May 3, 2023 on said application and recommended the City Council approve the Vesting Tentative Subdivision Map subject to the findings and conditions of approval attached hereto as Exhibit A; and
WHEREAS, the City Council held a public hearing on June 13, 2023 on said application and received and considered all information and evidence presented at said hearing, including the attached recommendation from the Environmental Planning Commission, the City Council report, and project materials; now, therefore, be it
RESOLVED: that, pursuant to the Subdivision Map Act and the Mountain View City Code , the City Council of the City of Mountain View finds:
1. A Subsequent Environmental Impact Report ( SEIR) was prepared for the project in conformance with the California Environmental Quality Act (CEQA), which the City Council by separate resolution certified and adopted required CEQA findings , including a statement of overriding considerations in relation to the project’s si gnificant and unavoidable environmental impacts. Analysis in the SEIR determined there are certain significant effects on the environment that would result from implementation of the proposed project, and the identified mitigation measures which, when implemented, will substantially lessen or avoid the significant effe cts on -2-
the environment caused by the proposed project, with the exception of the significant unavoidable air quality impacts and greenhouse gas emission impacts for which no additional mitigations are feasible to reduce to a less-than-significant level.
2. Pursuant to Section 66473.5 and Subsections (a) and (b) of Section 66474 of the Government Code, and Section 28.2 of the Mountain View City Code, the proposed subdivision, together with the provisions for its design and improvement, is consistent with the General Plan and North Bayshore Precise Plan, including the applicable Land Use Des ignation of North Bayshore Mixed-Use and High-Intensity Office of the City, including all required elements therein applicable to said property.
3. Pursuant to California Government Code Section 65864, et seq. , and City Code Sections 36.54 to 36.54.40, the developer has requested a Development Agreement (DA) to implement the North Bayshore Master Plan, which includes this Subdivision Map, and which the City Council will concurrently review and consider under a separate ordinance. If adopted by the City Council, the DA includes terms which relate to the vested rights under this Vesting Tentative Map; and be it
FURTHER RESOLVED: that the Vesting Tentative Map is hereby approved subject to the subdivider’s compliance with and fulfillment of all of the conditions of approval , which are attached hereto and incorporated herein by reference.
TIME FOR JUDICIAL REVIEW:
The time within which judicial review of this decision must be sought is governed by California Code of Civil Procedure, Section 1094.6, as established by Resolution No. 13850, adopted by the City Council on August 9, 1983.
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Exhibits: A. Subdivision Conditions of Approval
B. Vesting Tentative Map
Exhibit A
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SUBDIVISION CONDITIONS
APPLICATION NO.: PL-2022-052
NORTH BAYSHORE MASTER PLAN
1. RESIDENTIAL ALLOCATION: Record a covenant, in a form acceptable to the City Attorney’s Office, against all properties within the Master Plan that runs with the land for the benefit of property owners, their successors and assigns, and the City that sets forth the total available residential allocation within the Master Plan area.
Concurrent with the recordation of each final map that includes residential uses, record a covenant, in a form acceptable to the City Attorney’s Office, against the properties within the final map area that runs with the land for the benefit of property owners, their successor s and assigns, and the City of Mountain Vie w that sets forth the total number of residential condominiums units within the final map area and the residential allocation remaining within the Master Plan area.
2. PROPOSED LOT DATA: The proposed lot data table shown on Sheet 1 of the Vesting Tentative Map shall include the information indicated in the “Proposed Vertical Airspace Parcels” and “Proposed Residential Condo Units” columns shown in the Table “NBS Proposed Airspace Parceli zation & Resid ential Condominium Table” on Page 43 (43 of 77) of the Vesting Tentative Map entitlement package, which is the maximum allowe d vertical airspace parcel s and residential condo units per lot. This condition supersedes the information shown on the Vesting Tentative Map submittal.
3. PHASED FINAL MAPS: Multiple final maps may be filed prior to the expiration of the Vesting Tentative Map . Subdivision Conditions of Approval must be satisfied for the scope of work associated with the submitted map or as listed in the associated subsequent zoning permit. For example, public improvements shall be satisfied for the parcels shown on the applicab le final map and improvements outlined in the subdivision conditions of approval for the development phase. Additionally, fees shall be paid based on the buildings and improvements entitled on the parcels included on the applicable final map.
4. MAP SUBMITTAL: File a final map for approval and recordation in accordance with the City Code and the California Subdivision Map Act prior to the issuance of any building permit for the property(ies) within the subdivision. All existing and proposed easements are to be shown on the map. Submit two black-line and electronic PDF copies of the map to the Public Works Department for review together with all items on the Map Checklist handout concurrent with the submission of the Off -Site Improvement Plans).
5. SOILS REPORT: Soils and geotechnical reports prepared for the subdivision shall be indicated on a final map. Submit a copy of the report with the first submittal of a final map.
As required by the State Seismic Hazards Mapping Act, a project site -specific geotechnical investigation shall be conducted by a registered soils/geologist identifying any seismic hazards and recommending mitigation measures to be taken by the project.
The applicant’s registered soils engineer/geologist shall certify the project complies with the requirements of the State Seismic Hazards Mapping Act. Indicate the location (Page No.) within the geotechnical report of where this certification is located or provide a separate letter stating such.
6. MAP DOCUMENTS: Prior to the approval and recordation of the map, submit a subdivision guarantee, Santa Clara County Tax Collector’s letter regarding unpaid taxes or assessments, and subdivision security if there are unpaid taxes or special assessments.
7. = FINAL MAP APPROVAL: A final map shall be signed and notarized by the owner and engineer/surveyor and submitted as an electronic PDF to the Public Works Department. In order to place the approval of a final map on the public hearing agenda for the City Council, all related ma terials and agreements must be completed, signed, and received by the Public Works Department 40 calendar days prior to the Council meeting date. After City Council approval, the City Engineer will sign the map. The applicant’s title company shall have the Santa Clara County Recorder’s Office record the original and shall provide a Xerox Mylar copy of the map to be endorsed by the Santa Clara County Recorder’s Office. The endorsed Xerox Mylar copy and an electronic PDF shall be returned within one week after recording the map to the Public Works Department.
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8. PARK LAND DEDICATION ACREAGE: The maximum development program in the Master Plan requires a park land dedication of 35.7 acres, based on 5,950 market-rate residential units at a required acreage per density of 0.006. To meet this obligation for 26.1 acres, the applicant shall: (i) obtain park land credit for a privately owned, public ly accessible (POPA) open space per Condition of Approval No. 11; or (ii) dedicate land to the City for park and recreational purposes prior to building permit issuance and prior to the approval of the final map for each development phase as listed below and according to the Parks Delivery Plan in the Development Agreement. The remaining park land dedication requirement shall be made by the Park Land In Lieu Fee:
Development
Phase Referenced Name/Parcel Size in
Square Feet (sf) (Acreage)
Phase 1 Greenway Park West (VTM Lot SB 6) 79,907 sf (1.8 acres) Phase 1 The Portal (VTM Lot JN 14) 32,478 sf (0.7 acre) Phase 2 Shorebird Square (VTM Lot SB 18) 13,324 sf (0.3 acre) Phase 2 Eco Gem (VTM Lot SB 26) 468,552 sf (10.8 acres) Phase 2 Shorebird Wilds (VTM Lot SB 9) 194,815 sf (4.5 acres) Phase 3 Greenway Park East (VTM Lot SB 8) 28,275 sf (0.6 acre) Phase 4 Joaquin Grove (VTM Lot JN 11) 61,558 sf (1.4 acres) Phase 5 Joaquin Commons (VTM Lot JN 16) 111,025 sf (2.5 acres) Phase 7 Joaquin Terrace East (VTM Lot JN 3) 55,952 sf (1.3 acres) Phase 7 Joaquin Terrace West (VTM Lot JN 2) 39,256 sf (0.9 acres) Phase 8 Gateway Plaza (VTM Lot JS 9) 39,466 sf (0.9 acres) Phase 8 Shoreline Square (VTM Lot JS 5) 14,127 sf (0.3 acres) TOTAL 1,138,735 sf (26.1 acres)
9. PARK LAND DEDICATION PROCESS: Dedicate and convey in fee a total of 1,145,68838,735 square feet (approximately 26.3 1 acres) of public park land in accordance with Chapter 41 of the City Code. Due to the infill nature of the phased development, the Master Plan will not fully meet park land requirements per development phase through land dedication and will be required to satisfy an interim obligation of equivalent compliance, as follows: (i) the applicant shall submit a letter of credit to the City for the deficiency in park land in equal value to the Park Land Dedication In-Lieu Fee in each phase of development; and (ii) the applicant shall ensure that the letter of credit remains in full force and effect throughout the period that the project is s ubject to the interim obligation, unless other means to satisfy the interim ob ligation are met as provided below. The Park Land Dedication In-Lieu Fee (or letter of credit amount) is subject to the fee noted in Subsection b. below and must be provided to the City prior to issuance of the building permit generating the associated pa rk land requirement. The City shall retain that letter of credit until such time the obligation is met or is adjusted with reissued letter of credit, based on incremental la nd dedication provided per developer development phase; or (iii) the applicant shall provide an irrevocable offer of land dedication for park land in an earlier phase of development as an interim obligation until such time the land can be dedicated to the Ci ty.
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Park land dedications shall follow the City’s land dedication/conveyance requirements, Procedure 15Subdivision Condition No.
10. a. Dedication Timing: Each parcel for dedication of park land is to be conveyed in each development phase consistent with this condition, Project Subdivision Condition No. 89, and, with approval of the Development Agreement (DA), in accordance with the DA provisions and Exhibit G of the DA during the DA term.
b. Park Land Dedication In-Lieu Fee (Letter of Credit amount): When necessary for interim compliance, the applicant shall pay the applicable portion of the Park Land Dedication In-Lieu Fee (Park Fee) with an irrevocable standby letter of credit, based on the number of net new market rate residential units included in the applicable building permit. The total Park Fee is based on 5,950 market-rate units currently at $70,200 for each net new market-rate residential unit with a project total fee of $112,320,000 based on a land valuation of $11.7 million per acre and a required acreage per density of $268.69/sf in accordance with Chapter 41 of the City Code and the 2023 Master Fee Schedule . (This fee amount is subject to change annually based on the formula and methodology in Chapter 41, and as it may be further updated by future nexus studies and adopted/revised fees.) The letter of credit is required to be provided to the City prior to issuance of the building permit generating the associated park land requirement. With approval During the term of a the Development Agreement, this fee is subject to the provisions of the DA, including in Article XIV and Exhibit I thereto and other applicable sections.
c. Required Site Preparation and Remediation: All site preparation and remediation activities for the land to be dedicated must occur in accordance with the City ’s land dedication/conveyance requirements and Subdivision Condition No. 10.
Any demolition or building permit that is necessary for any site preparation requirements as part of the City ’s land dedication/conveyance requirements of Administrative Procedures Section 14 (Exhibit B to Resolution No. ____), can be issued at any time. In addition, any land dedicated to the City shall be clear of any easements. Any existing easements within dedicated City land shall be vacated/quitclaimed at no cost to the City prior to issuance of a building permit .
10. CITY LAND DEDICATION/CONVEYANCE REQUIREMENTSREQUIRED CONDITION: For any land to be dedicated or conveyed to the City as part of the implementation of the Master Plan, the following standard process is required for the City to accept the land parcel(s) under subsequent City permits. This procedure outlines the steps to occur during zoning p ermit and building permit review when land dedication is proposed; some of the actions or requirements have been agreed upon by the Applicant and City in adv ance and are noted as such. If the DA is approved by the City Council, the DA provisions, including, but not limited to, DA Sections 5.6 and 5.6.1, supplement and should be applied together with the general procedure set forth herein:.
a. Compliance Reports and Verification: The Applicant shall provide the following to the Planning Division as part of the zoning permit application for the development phase when land dedication is proposed :
(1) Environmental Compliance. The Applicant shall:
(a) Submit to the City Phase I and Phase II Environmental Site Assessments, including the applicable results of any and all soil samples, soil vapor, and groundwater testing; characterization of soil for off-haul and disposal; evaluation of potential up gradient or off -site sources contributing to on - site conditions; and pesticide - affected soils (“Environmental Reports”) for the land to be dedicated (“dedicated parcel”). On-site testing must include locations underneath all existing structures on the dedicated parcel, unless other locations are agreed upon by the City. The Environmental Reports must be prepared, and all testing conducted, within six months of submittal of the zoning permit application and must be specific to each parcel of land to be dedicated to the City. These Environmental Reports must be prepared by a licensed environmental professional and respond to the planned and foreseeable land use (“planned land use”) proposed on the dedicated parcel (e.g., residential, park/open space);
(b) If the testing results in the Environmental Reports exceed the applicable environmental screening thresholds for the planned land use, the Applicant shall take all actions necessary to ensure completion of mitigation or remediation, as applicable, to the satisfaction of the regulatory agency responsible for oversight (“oversight agency”), or, if there is no oversight agency, to the satisfaction of the City for the intended use prior to DP/6/CDD
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dedicating the land to the City, consistent with DA Section 5.4. “Remediation” as used herein refers to those abatement or remediation activities that are the responsibility of the Applicant so that the City may make use of the property for its intended use as a park or for affordable housing without the City having to incur expenses to abate or remediate on -site contamination; “remediation” does not refer to actions of a responsible party under State or Federal law for the environmental clean - up of the subject parcel(s) if the Applicant has not been designated a responsible p arty by the environmental oversight agency. Completion of remediation is defined below in Subsections i and ii:
i. The Environmental Reports must clearly state the remedial actions required to comply with the oversight agency requirements, or, if there is no oversight agency, City requirements for the planned land use. The conclusions of the Environmental Reports may include, but are not limited to, the following: (a.) no remediation or mitigation is required for the planned land use; (b.) site clean -up actions are required, such as soil removal and off -haul, ground water treatments, etc.; and/or (c.) active or passive remediation systems or mitigations are required in future building designs, such as a vapor barrier/intrusion controls, mechanical pump and treat facilities, etc., to allow the planned land use.
ii. If Subsection (1) (b)i.(c.) is required, the Applicant shall determine the extent of remediation or mitigation that is reasonably required for that building design in order to ensure that there is no unacceptable risk to human health or the environment, along with a cost estimate based on the remediation required (“Cost Estimate”), as verified by the Community Development Director and/or Public Works Director (“Director”). If the Environmental Reports ca n be reviewed informally by the oversight agency, then the Applicant shall consult the oversight agency and receive an informal determination; otherwise, the City will verify separately (see Part a.(3)).
(2) Site Management Plan (SMP). The Applicant shall prepare a construction Site Management Plan, in accordance with the requirements of the oversight agency, for the planned land use on the dedicated parcel and City, State, and Federal requirements for construction safety on the dedicated parcel, whic h must include measures for all construction activities anticipated for the future planned land use (e.g., demolition, grading, utilities, and new construction). This SMP is for informational purposes for the City and will be independently verified by the City.
(3) City Verification. Following submittal of the materials in Parts a.(1) and a.(2) above, the City will verify the materials provided are satisfactory. The Applicant shall pay for a consultant to be hired by the City, including the City’s administration fee, to peer review and verify all information provided by the Applicant. Once the Environmental Report and the SMP are determined by the City to be satisfactory, the City can proceed with a final determination on the zoning permit, which will include a condition of approval for payment of the Cost Estimate to the City for any parcel proposed for residential use.
ab. Required Site Preparation: The applicant Applicant shall complete the following activities prior to City issuance of the building permit for the development phase for which the project requires land dedication (and which is associated with the subsequent zoning permit approval under Subsection a):
(1) Complete Remediation. If site clean -up actions are required to complete remediation as described in Section a.(1)(b)i.(b.) above, the applicant Applicant shall complete the required remediation to the satisfaction of the oversight agency or the City, as applicable. If building design measures are required to complete remediation as outlined in a.(1)(b) i.(c.) above , the applicant shall determine the extent of remediation that is reasonably required for that building design, along with a cost estimate based on the remediation required, in order to ensure that there is no unacceptable risk to human health or the environment, which was verified by the Community Development Director and/or Public Works Director (“Director”) during zoning permit review. in lieu of physical design measures of a proposed building design (which are unknown at the time and the project is not responsible to build or design), The the applicant shall pay the cost Cost estimate Estimate to the City.
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(2) Site Construction/Infrastr ucture. The applicant Applicant shall ensure that the dedicated parcel (s) is “development-ready” by removing all existing structures, landscaping, and improvements on -site, including existing utilities, and finish the site to a rough -grade finish, graded toward the public street, and the topsoil stabilized. The parcel must be clear of all debris and clear of any easements. Any “development-ready” work will require a separate demolition permit for on -site work if: (a.) it is completed earlier than prescribed herein; or (b.) it is not included on the building permit plans for a given development phase. All work in the public right of way shall require an excavation permit.
(a) For land dedicated for park development, the applicant Applicant shall provide utility stubs to the property line and install all frontage improvements along the public street(s) in accordance with the Precise Plan dimensions and in accordance with Project Condition Nos. 113 and 118.
(b) For Eco Gem and Shorebird Yards, the City agrees to waive the requirement for all frontage works to be completed at the time of dedication. The Applicant shall have completed all frontage improvements for the Eco Gem and Shore bird Yards by the time the City, or other third party, starts construction on those parcels.
The frontage improvements shall include all infrastructure necessary to serve the site to the property line from the public street, including sewer, water, electr icity, street access, street lights, and all frontage improvements in accordance with the Precise Plan dimensions on the dedicated parcels and in accordance with the following:
a. Eco Gem: Figures 6.2.9 and 6.2.10.
b. Shorebird Yards:
i. Conditions of Approval #17 3 (Shorebird Way – Shorebird Wilds A Cross Section, and #174 (Shorebird Way – Shorebird Wilds B Cross Section) (actual condition numbers may change in finalized conditions of approval).
ii. Figures 6.2.3 and 6.2.15.
At the time of irrevocable offer of dedication, the Applicant shall enter into an agreement with the City providing for the Applicant’s full responsibility to design and construct the frontage improvements in accordance with this subsection (2)(b) and o ther applicable approvals (“frontage improvements agreement”). Applicant shall provide an irrevocable standby letter of credit (“letter of credit”) prior to the City’s acceptance of the offer of dedication, upon notice from City of the date it intends to a ccept dedication; the Applicant’s obligation to provide the letter of credit as described herein shall be included in the frontage improvements agreement. The letter of credit shall be provided to the City in the amount of 100% of the City’s determined estimated cost to design and construct the improvements. The letter of credit shall be increased annually based on Engineering News -Record, San Francisco Construction Cost Index (CCI) and submitted to the Public Works Director by December 1 each year, or, if the DA is approved, at the time of the DA annual review. The funds are to be held until which time the frontage improvements are installed by the Applicant and accepted by the City. If Applicant fails to enter into the frontage improvements agreement or pr ovide the letter of credit, City may withhold issuance of Subsequent Approvals for any other building(s) Project -wide for the same type of use (i.e., residential or commercial use) as the building(s) that triggered the requirement to dedicate the parcel(s) .
(bc) For land dedicated for residential development, the applicant Applicant shall provide all infrastructure necessary to serve the units to the property line from the public street, including sewer , utilities, water, electricity, street access, and all frontage improvements in accordance with the Precise Plan dimensions on the dedicated parcel(s) and in accordance with Project Condition Nos. 75 and 118 .
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As an alternative, decided upon a nd authorized by the City as a permit condition at time of subsequent zoning permit approval, the City can allow the Applicant to: (a.) enter into an Improvement Agreement covering the scope of work to be executed with the phased final map, which includes the dedicated parcel for residential use; and (b.) a cash security of 100% of the estimated cost to install the improvements. The cash security shall be increased annually based on CCI and submitted to the Public Works Director by December 1 each year, or, if the DA is approved, at the time of the DA annual review. The funds are to be held until which time the improvements are either: (c.) installed by the Applicant; or (d.) with coordination and full cost by the Applicant, ready to be installed by a residential developer on the parcel(s) for residential developmentAny “development-ready” work will require a separate demolition permit for on-site work if:
(1) it is completed earlier than prescribed herein; or (2) it is not included on the building permit plans for a given development phase. All work in the public right-of-way will require an excavation permit.
b(3). Indemnity Agreement: The applicant Applicant shall is to execute an agreement with the City to protect, defend, indemnify, and hold harmless the City and the City’s directors, officers, employees, and agents from and against any environmental liability related to any hazardous substances arising from or caused b y acts of the applicant Applicant or the applicant’s Applicant’s agents or contractors (collectively referred to as the “applicantApplicant” herein) at the property , and any and all claims, demands, judgments, settlements, damages, actions, causes of action, injuries, administrative orders, consent agreements and orders, liabilities, losses, penalties, and costs related to hazardous substances or contamination arising from or caused by acts of the applicantApplicant, including, but not limited to, any clean -up costs, remediation costs, and response costs, and all expenses of any kind whatsoever, including reasonable attorneys’ fees and expenses, including, but not limited to, those arising out of loss of life caused by, or arising from, acts of the applicantApplicant; injury to persons, property, or business caused by, or arising from, acts of the applicantApplicant; or damage to natural resources in connection with the activities of applicantApplicant, the foregoing being collectively referred to as “claims,” which:
(a) (1) Arise out of the actual, alleged, or threatened mitigation, spill, leaching, pouring, emptying, injection, discharge, dispersal, release, storage, treatment, generation, or disposal or escape of any hazardous substances onto or from the premises;
(b) (2) Actually or allegedly arise out of or in connection with the premises, the use, specification, or inclusion of any product, material, or process containing hazardous substances, the failure to detect the existence or proportion of h azardous substances in the soil, air, surface water, or groundwater, or the performance of or failure to perform the abatement of any hazardous substances source or the replacement or removal of any soil, water, surface water, or groundwater containing any hazardous substances;
(c) (3) Arise out of the breach of any covenant, warranty, or representation by the applicant Applicant contained in any statement or other information given by the applicant Applicant to the City in connection with environmental matters; or
(d) (4) Arise out of any enforcement or remedial action or any judicial or administrative action brought pursuant to any environmental law.
The applicant Applicant and the applicant’s Applicant’s successors and assigns shall bear, pay, and discharge, when and as the same become due and payable, any and all such judgments or claims for damages, penalties, or otherwise against City, as provided in this section; shall hold the City harmless for those judgments or claims; and shall assume the burden and expense of defending all suits, administrative proceedings, and negotiations of any description with any and all persons, political subdivisions, or government agencies.
c. Land Transfer: The applicant Applicant shall offer the fee inter est parcel(s) in dedication to the City on the face of a phased final map. Prior to conveying the land to the City, the applicant Applicant shall provide updated Environmental Reports (to be within six months of land transfer, unless otherwise agreed upon by the City), a preliminary title report and a grant deed, each subject to City approval. The City may, in its discretion, independently verify or peer review the DP/6/CDD
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information submitted. For dedicated parcels for residential development only, conveyance s hall be accepted through escrow with a title company that the applicant Applicant and City mutually and jointly instruct.
11. PARK LAND CREDIT —PRIVATELY OWNED, PUBLICLY ACCESSIBLE (POPA) OPEN SPACE, ALTERNATE PROPOSAL: Per Chapter 41 of the City Code, this project has been approved with a credit toward the park land requirements of the Master Plan development. Specifically, the approval includes a 100% credit on the value of the land dedication, or Park Land Dedication In-Lieu Fee, for providing up to a n 11.3-acre privately owned, publicly accessible (POPA) open space alternate proposal, consistent with the term and maintenance requirements per Section 41.11.a.3, the alternate proposal objectives of Section
41.11.a.2.b, and the gene ral requirements in Subsection 41.11.a.2.a b of the City Code. This credit exceeds the 75% credit allowed under Chapter 41 of the City Code, and has been authorized for this project by Ordinance No. __ approving the Development Agreement. The conceptual POPA design is included in the approved Master Plan to be further refined through subsequent zoning permits for each phase of development adjacent to the POPA (Phases 1, 2, 3, 4, and 7). Credit for the resulting POPA design will be issued with verification of design compliance with each subsequent zoning permit and upon construction completion per Subdivision Condition No. 12.
Minor modifications to the approved POPA open space plans for construction, such as adjusts to element location, dimensional area, specifications, and/or site modifications to comply with Building and Fire Codes, can be approved by the Community Services Director and/or Community Development Director. All other modifications are considered major modifications and must be approved by the City Council at a duly noticed public hearing.
12. PARK LAND CREDIT —POPA PUBLIC ACCESS COVENANT, AGREEMENT, AND DEED RESTRICTIONS (POPA AGREEMENT): The applicant owner shall execute a Public Access Covenant, Agreement, and Deed Restrictions with the City for the privately owned, publicly accessible open space shown on the Vesting Tentative Map (“POPA Open Space”), which: (a) provides the POPA Open Space as accessible to the public for passive and active recreational use in alignment with City park hours; (b) allows extended hours for public passive and active recreational use in the plaza portion of the POPA Open Space until 9:00 p.m. on weekdays and 10:00 p.m. on weekends;); (d) describes the owner’s maintenance responsibilities; (e) sets forth procedures for future modifications or upgrades to the POPA Open Space; and (f) provides compliance requirements. The POPA Agreement shall be in a form acceptable to the City Attor ney, recorded, and run with the land . The recorded document shall provide indemnification of the City for liabilities arising out of activities of the land and use of the POPA Open Space, except to t he extent attributable to the gross negligence or willful misconduct of the City. All documentation for the POPA Agreement shall be submitted to the Planning Division at initial building permit submittal for the first phase of development that includes t he POPA Open Space. The POPA Agreement must be executed prior to issuance of a building permit and/or final map for that first development phase with the POPA Open Space and will become effective upon construction completion of the POPA Open Space.
13. STREET DEDICATION (STREET WIDTHS): Dedicate a public street easement on the face of the final map to widen or create the public streets as noted below to meet minimum required full-street build-out widths, as required by the Public Works Director and consistent with the North Bayshore Precise Plan:
Public Street
Existing
ROW
Width
Additional
Width
Required
Total ROW
Build-Out
Width
Marine Way (half-street) (between Casey Avenue and Garcia Avenue)
70’ 3’ 76’i
Casey Avenue (half-street) (between North San Antonio Road and Marine Way)
70’ 3’ 76’i
i Additional 3’ to be dedicated on the opposite side of the street b y other property owners.
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North San Antonio Road (half-street) (between Bayshore Parkway and Casey Avenue)
60’ 16’ 76’
Bayshore Parkway (half-street) (between Garcia Avenue and North San Antonio Road)
45’ 5’ 50’
Charleston Road (half-street)
(between Huff Avenue and Joaquin Road)
56’ 52’ (varies) 108’ (varies)
Charleston Road (half-street) (between Joaquin Road and North Shoreline Boulevard)
56’ (varies) 22’ (varies) 78’
Charleston Road (half-street) (between North Shoreline Boulevard and Inigo Way)
70’ (varies) 14’ (varies) 84’
Charleston Road (fronting Eco Gem) 70’ 0’ 70’
North Shoreline Boulevard (north of Plymouth Street) 105’ (varies)
28’ (varies) 130’-140’ii
(varies)
North Shoreline Boulevard (south of Plymouth Street/Space Park Way)
97’ (varies) 43’ (varies) 140’ (varies)
Shorebird Way (between North Shoreline Boulevard and Manzanita Street)
60’ 16’ 76’
Shorebird Way (between Manzanita Street and Inigo Way) 60’ 16’ 70’ Shorebird Way (between Inigo Way and west of 1201 Charleston Road)
60’ 7’ 67’
Shorebird Way (between west of 1201 Charleston Road and Black Street)
New Street 67’ 67’
Joaquin Road (between Charleston Road and Plymouth Street) 20’ 60’ 80’ Huff Avenue (half -street) (between Charleston Road and Plymouth Street)
20’ 53’ 73’
Inigo Way (between Charleston Road and Space Park Way) New Street 80’ 80’ Space Park Way (between Manzanita Street and Inigo Way) 70’ 15’ (varies) 80’ Space Park Way (between North Shoreline Boulevard and Manzanita Street)
60’ 20’ (varies) 80’
ii Additional dedication of street right-of-way may be required to accommodate a possible transit stop, which requires evaluation and mutual agreement between City and Applicant.
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Plymouth Street (between Huff Avenue and Joaquin Road) 20’ 60’ 80’ Plymouth Street (between Joaquin Road and North Shoreline Boulevard)
20’ 66’ (varies) 89’ (varies)
Monarch Street (between Huff Avenue and North Shoreline Boulevard, and between Manzanita Street and Black Street) New Street 66’ 66’
Manzanita Street (between Space Park Way and Shorebird Way) New Street 66’ 66’ Black Street (between Monarch Street and Shorebird Way) New Street 66’ 66’ Main Street New Street 58’ 58’
B Street New Street 78’ 78’
C Street (half-street) New Street 58’ 62’iii
14. STREET DEDICATION (CHARLESTON ROAD -INIGO WAY ROUNDABOUT): Dedicate a public street easement for a roundabout at the Charleston Road-Inigo Way intersection as shown on Page 81 of the North Bayshore Master Plan entitlement document.
The proposed design shown on entitlement documents has not been evaluated , and the required street dedication is dependent on the final details of the roundabout design and dimensions, which shall accommodate large vehicles , including, but not limited to, shuttles, emergency vehicles, and waste -collection vehicles. In addition, the rou ndabout design and dimensions are to be determined as part of the development of the adjacent private properties and included in subsequent City zoning permits for the associated development phase. Any additional street right-of-way required on the applicant’s lands to accommodate the improvements shall be at no cost to the City.
15. STREET DEDICATION (CHARLESTON ROAD EVA TURNAROUND): Dedicate a public street easement for an emergency vehicle turnaround at the eastern terminus of Charleston Road as shown o n Page 83 of the North Bayshore Master Plan entitlement document. The EVA turnaround shall have a minimum radius of 50’ to satisfy emergency vehicle truck turning and City standards as required by the Public Works Director. The design and dimensions shall be determined as part of the development of the adjacent private properties and included in corresponding zoning permit applications. Any additional street right-of-way required on the applicant’s lands to accommodate the improvements shall be at no cos t to the City.
16. STREET DEDICATION (MARINE WAY AND CASEY AVENUE): Dedicate a public street easement to widen Marine Way and Casey Avenue 3’ from the centerline of the street, as required by the Public Works Director. Marine Way and Casey Avenue are access streets and shall be designed and dimensioned consistent with North Bayshore Precise Plan standards.
17. STREET DEDICATION (NORTH SAN ANTONIO ROAD): Dedicate a public street easement to widen North San Antonio Road 16’ from the centerline of the street where it fronts the new development , as required by the Public Works Director. North San Antonio Road is an Access Street and shall be designed and dimensioned consistent with North Bayshore Precise Plan standards.
iii Additional 4’ to be dedicated on the opposite side of the street by other property owners.
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18. STREET DEDICATION (BAYSHORE PARKWAY): Dedicate a public street easement to widen Bayshore Parkway 5 ’ from the centerline of the street where it fronts the new development , as required by the Public Works Director. Bayshore Parkway is a Transit Boulevard and shall be designed and dimensioned consistent with North Bayshore Precise Plan standards.
19. STREET CORNER DEDICATION: Dedicate a 30’ radius public street-corner return easement on the face of the final map, at all intersections where a 30’ radius arc is not already provided from the property line, as required by the Public Works Director.
20. DISTRICT UTILITY SYSTEMS MASTER ENCROACHMENT AGREEMENT: If the applicant elects to implement the optional district utility systems, subject to City approval, the district utility system infrastructure shall be permitted to be located within certain portions of the public right -of-way with the execution of a Master Encroachment Agreement (MEA), between the City and applicant, in a form acceptable by the City Attorney. The MEA s hall be prepared and provided to the applicant as part of the City’s response to the first zoning permit application, which includes the district utility system and the District Utility S ystem Implementation Plan, as described in Appendix I of the Implementation Plan. The MEA shall include the terms in Exhibit N of the Development Agreement (DA) and be executed prior to approval of a final map incorporating the district utility systems, and prior to issuance of the associated building permit that includes the district utility system infrastructure. With approval of the DA, the terms and provisions of the district utility system and MEA (Exhibit N) in the DA apply .
21. DISTRICT UTILITY SYSTEMS ENCROACHMENT LOCATIONS: Subject to execution of the Master Encro achment Agreement (MEA) and subsequent City permits and approval, the district utility system will be permitted to encroach multiple crossings (perpendicular and nonperpendicular) of the public right -of-way on Joaquin Road, Plymouth Street, Monarch Street, North Shoreline Boulevard, Shorebird Way, Manzanita Street, and Inigo Way to allow for a continuous district utility system. District utility system shall not be constructed parallel to Shoreline Boulevard within the City’s right -of-way. District utilit y system facilities and any related appurtenances shall not be installed within any land dedicated to the City. No encroachment may limit use, interfere with, or prevent the City’s development of a future capital improvement project, and specific installa tion depths of district utility systems within the public right-of-way shall be at the City’s discretion.
22. PUBLIC ACCESS EASEMENTS (MULTI -MODAL CONNECTIONS THROUGH SITES): Prior to the issuance of any building permits or approval of a final map per development phase, the owner shall dedicate public access easements (PAE) on private property (within private streets and/or an emergency vehicle access lane) for multi -modal connections as shown on the Vesting Tentative Map and as identified in Condit ion No. 232423. The dedication shall be per the City’s standard form and provide that:
a. Public access shall be granted for automotive and nonautomotive use at all times except for Black Street north of Shorebird Way. For this segment of Black Street, nonvehicular modes shall be granted use at all times, but public vehicular access may be restricted to certain conditions or times of day as mutually agreed upon by the City and owner.
Access restrictions, if any, shall be determined prior to issuance of a building permit during zoning permit application review for adjacent properties;
b. The owner shall maintain, inspect, and monitor the PAE improvements in good order, condition, and repair and in compliance with the Americans with Disabilities Act (ADA);
c. The PAE shall be recorded, run with the land, and be binding upon any successors;
d. If the owner fails to abide by the PAE, the owner shall pay all reasonable costs and expenses incurred by the City in enforcing the performance of such obligations; and
e. The owner agrees to defend, indemnify , and hold the City and the City’s officers, employees, agents, and volunteers harmless from any liability for damage or claims for damage for personal injury, including, but not limited t o, death and/or property damage caused by negligent acts, errors, or omissions in the performance of services or operations under the PAE, including maintenance operations performed on the PAE by the owner or the owner’s contractors, subcontractors, agents, or employees, except to the extent caused by the gross negligence or willful misconduct of the City or the City’s officers, employees, or agents.
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A legal description (metes and bounds) and plat map (drawing) of: (1) the owner ’s property; and (2) the PAE area shall be prepared by the owner in accordance with the City ’s Legal Description and Plat Requirements and submitted to the Public Works Department for review and approval. The legal description and plat must be prepared and stamped by a California - registered civil engineer or land surveyor. Associated improvements within the PAE (PAE Improvements) shall be constructed by the owner and approved by the City.
23. PUBLIC ACCESS EASEMENTS (MULTI-MODAL AND VEHICULAR LOCATIONS AND WIDTHS): Public Access Easements (PAE) shall be provided at multi-modal connection locations with minimum widths indicated below, in accordance with the North Bayshore Precise Plan:
Street Name Location in Master Plan Type and Modes
Allowed
Min. Width of
Public Access
Grove Street Between Shorebird Way,
Manzanita Street, and Space
Park Way
Private street with all
modes allowed
66’
Willow Street Between Shorebird Way and
Monarch Street
Private street with all
modes allowed
66’
Black Street Between Charleston Road and
Shorebird Way, adjacent to
the District Utility System
Plant and 1201 Charleston
Road
Private street with all
modes allowed
42’
24. PUBLIC ACCESS COVENANTS, AND DEED RESTRICTIONS (MULTI -MODAL CONNECTIONS THROUGH SITES): Prior to the issuance of any building permits or approval of a final map per development phase, the owner shall execute a Public Access Covenants, Agreements, and Deed Restrictions (PAC) with the City for multi -modal connections on private property and as identified in Condition No. 232225. The PAC shall be per the City’s standard form and provide that :
a. Public access shall be granted for nonautomotive use to the public for its intended multi -modal connection uses generally from 6:00 a.m. to 12:00 midnight on all calendar days, subject to the applicant’s right to temporarily exclude the public for maintenance and repair and to temporarily limit access to, and use of, the Public Access Covenant area as necessary for owner or its authorized occupants or users, or their respective employees, agents, and contractors, to construct, repair, maintain, relocate , or replace improvements in the Public Access Covenant area from time to time.
Except as nec essary for such construction and maintenance, in no event shall the owner exclude the public from the Public Access Covenant area more frequently than on five (5) calendar days in the aggregate during any calendar year (“Special Event Closures”). The owner shall notify the City in writing two (2) weeks before any closure, including any Special Event Closure (which written notice may be made by electronic mail to the Zoning Administrator (which email address shall be provided by City upon request by owner or to another email address as the City hereafter may designate in a written notice to the owner). The owner shall post on-site notification signs a minimum of seven (7) calendar days before any closure. The owner shall indicate the dates and times and pu rpose of any closure when noticing the City.
The rights of the public to the Public Access Covenant area shall not include the use of any motorized -scooters (except as needed for disabled persons), motorcycles or ATVs, or any automobiles, trucks, recreati onal vehicles , or other motorized vehicles on any portion of the Public Access Covenant area ;
b. The owner shall maintain, inspect, and monitor the PAC improvements in good order, condition, and repair and in compliance with the Americans with Disabilities Act (ADA);
c. The owner reserves the right to impose reasonable rules, regulations, and conditions on the use of said Public Access Covenant area to the extent the owner deems necessary : (i) to reasonably impose safety and security requirements ; (ii) for purposes of reasonably preventing interference by any member of the public with the operation of any business conducted by the owner or its authorized occupants or users of the owner’s property and/or the improvements and DP/6/CDD
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buildings thereon; (iii) for purposes of preventing damage to the owner’s property, including any improvements thereon; and/or (iv) to reasonably ensure that the Public Access Covenant area remains unobstructed and may be used for its intended use as a public multi-use path;
d. The PAC shall be recorded, run with the land, and be binding upon any successors;
e. If the owner shall fail to abide by the PAC, the owner agrees to pay all reasonable costs and expenses incurred by the City in enforcing the performance of such obligations; and
f. The owner agrees to defend, indemnify, and hold the City and the City’s officers, employees, agents, and volunteers harmless from any liability for damage or claims for damage for personal injury, including, but not limited to, death and/or property damage caused by negligent acts, errors, or omissions in the performance of services or operations under the PAC, including maintenance operations performed on the PAC by the owner or the owner’s contractors, subcontractors, agents, or employees, except t o the extent caused by the gross negligence or willful misconduct of the City or the City’s officers, employees, or agents.
A legal description (metes and bounds) and plat map (drawing) of: (1) the owner ’s property; and (2) the PAC area shall be prepared by the owner in accordance with the City ’s Legal Description and Plat Requirements and submitted to the Public Works Department for review and approval. The legal description and plat must be prepared and stamped by a California - registered civil engineer or land surveyor. Associated improvements within the PAC (PAC Improvements) shall be constructed by the owner and approved by the City.
25. PUBLIC ACCESS COVENANTS AND DEED RESTRICTIONS (MULTI -MODAL LOCATIONS AND WIDTHS): Public Access Covenants and Deed Restriction Areas (PAC) shall be provided at multi-modal connection locations with minimum widths indicated below, in accordance with the North Bayshore Precise Plan:
Location in Master Plan Type of Access Minimum Width of Public Access Within LOT JN 1: (a) north-south
between Charleston Road and
Joaquin Terrace West; (b) east-
west between Huff Avenue and
Joaquin Road
Bike and pedestrian access 22’
North-south between Lots JN 5/JN
6 and Lot JN 4
Bike and pedestrian access 22’
East-west between Lot JN 5
and Lot JN 6
Bike and pedestrian access 22’
North-south between Lots JN 7
and Lots JN 8/JN 9
Bike and pedestrian access 22’
East-west between Lots JN 8 and
JN 9
Bike and pedestrian access 22’
East-west between Lots JS 1 and
JS 2
Bike and pedestrian access 22’
Within Lot JN 10: north-south
between Charleston Road and
Lot JN 11
Bike and pedestrian access 22’
Within Lot JN 12: north-south
between Lots JN 11 and JN 16
Bike and pedestrian access 22’
North-south between Lots JN
17/JN 19 and JN 18
Bike and pedestrian access 22’
East-west between Lots JN 17 and
JN 19
Bike and pedestrian access 22’
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North-south between Lots JS 7
and JS 8
Bike and pedestrian access 22’
Lot SB 4 Social Spine—40’ Pedestrian
Access Easement (no bike access)
40’
East-west between Lots SB 1 and
SB 2
Bike and pedestrian access 22’
East-west between Lots SB 20 and
SB 21
Bike and pedestrian access 22’
Within Lot SB 5: east-west
between Lot SB 4 and Manzanita
Street (private)
Bike and pedestrian access 22’
Within Lot SB 5: Manzanita Street
(private) between Charleston
Road and Shorebird Way
Bike and pedestrian access 22’
Within Lot SB 5: north-south
between Charleston Road and Lot
SB 6
Bike and pedestrian access 22’
Within Lot SB 5: east-west
between Manzanita Street
(private) and Inigo Way
Bike and pedestrian access 22’
North-south between Lots SB 24
and SB 25
Bike and pedestrian access 22’
Within Lot SB 25: north-south
between Monarch Street and
Space Park Way
Bike and pedestrian access 22’
Within Lot SB 7: north-south and
east-west between Charleston
Road, Inigo Way, and Lot SB 9
Bike and pedestrian access 22’
26. PRIVATE UTILITY AND ACCESS EASEMENTS : Dedicate private utility and/or access easements on the face of the final map or by separate recorded instrument, as necessary, for the common private streets/driveways and utility improvements. Private Utility and Access Easements will be dedicated along the private driveways on Lots JN 1, JN 4, JN 5, JN 6, JN 7, JN 8, JN 9, JN 10, JN 12, JN 17, JN 18, JN 19, SB 1, SB 2, SB 20, SB 21, SB 5, SB 24, SB 25, and SB 7 and in private streets on Lot SB 22, SB 16 , and SB 11.
27. FRONTAGE PUBLIC UTILITY EASEMENT DEDICATION: Dedicate a 10’ wide public utility easement (PUE) along project street frontage(s), or an amount equal to the setback of the building for setbacks less than 10’, for such use as sanitary sewer, water, storm drains, and other public utilities, including gas, electric, and telecommunication facilities, as required by the Public Works Director. The property owner or homeowners association shall maintain the surface improvements over the easement and must not modify or obstruct the easement area in a manner contrary to the intent of the easement. The dedication statement shall specify the PUE shall be kept free and clear of buildings. However, auxiliary structures that extend from the building frontages, such as front porches, stairs and stoops, are permitted within the PUE.
Exceptions to these PUE requirements may be considered by the Public Works Director in conjunction with the review and approval of the off-site improvement plans and building permit plans for the project.
28. CITY OF MOUNTAINVIEW UTILITY EASEMENT ON SHOREBIRD WAY: Dedicate a minimum 30’ wide, exclusive utility easement to the City of Mountain View along or adjacent to the existing north -south alignment of Shorebird Way. The easement shall be clear of any exis ting, non -City facilities/utilities and shall not overlap any other easements. Removal of any existing facilities/utilities within the easement shall be at no cost to the City. The alignment, length, and dedication statement of the easement shall be to the satisfaction of the Public Works Director.
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29. UTILITY EASEMENT AND APPROVALS: Dedicate utility easements as required by utility companies and as approved by the Public Works Director. All street and public service easement dedications are to be shown on a phased final map, including information indicating whether said easements are to be dedicated on the final map or by separate recorded instrument. The subdivider shall submit two copies of the map to PG&E, AT&T (SBC), and Comcast (Xfinity) for their review and determination of easement needs. The public service easement dedications must be approved by the utility companies prior to the approval of a phased final map.
30. EASEMENT VACATIONS AND QUITCLAIMS: All existing easements that are or will no lo nger be needed or conflict with the proposed buildings and structures shall be vacated or quitclaimed. All vacations shall be approved with the project at the City Council meeting. Easements in conflict with a proposed building shall be vacated prior to issuance of the building permit. The recording number of the easement vacation and quitclaim document(s) shall be included in the phased final map .
31. EASEMENT AGREEMENT (VERTICAL SUBDIVISIONS): At the discretion of the City, a final map with a vertical subdivision may require subsequent execution of an easement agreement between each vertical-parcel owner within the same building, which shall include and stipulate all the provisions of ownership, shared access, improvements, repairs, replacement , maintenance, inspections, code compliance, and operations of the parcels, including shared facilities and/or common areas, such as, but no t limited to, storm drainage system, roof structure, parking, etc. The easement may also require a single point-of-contact for all communication between the City and the vertical-parcel owners for matters, including, but not limited to, annual inspections, a single operational permit for hazardous materials and safety, immediate life safety violations or actions, emerg ency access, and emergency system shut-down by City Fire, Building, Public Works, and Police personnel.
32. SUBDIVISION FEES: Pay all subdivision fees due in accordance with the adopted fees in effect at the time of payment , which must occur prior to the approval of a final map. This is a standard City processing fee.
33. MAP PLAN CHECK FEE: Prior to issuance of any building permits and prior to approval of a phased final map, as applicable, the applicant shall pay the map plan check fee in accordance with Sections 28.7.b and 28.6.b of the City Code per the rates in effect at time of payment. An initial map plan check fee shall be paid at the time of initial map plan check submittal per the adop ted fee in effect at time of payment. This is a standard City processing fee.
34. PLAN CHECK AND INSPECTION FEE: Prior to issuance of any building permits and prior to approval of a final map, the applicant shall pay the plan check and inspection fee in accordance with Sections 27.60 and 28.36 of the City Code per the adopted fee in effect at the time of payment. This is a standard City processing fee.
An initial plan check fee based on the Public Works Adopted Fee Schedule shall be paid at the time of initial improvement plan check submittal based on the initial cost estimate for constructing street improvements and other public facilities; public a nd private utilities and structures located within the public right -of-way; and utility, grading, and driveway improvements for common green and townhouse-type condominiums. Once the plans have been approved, the approved cost estimate will be used to determine the final bond amounts, plan check fees, and inspection fees. Any paid initial plan check fee will be deducted from the approved final plan check fee.
35. TRANSPORTATION IMPACT FEE: As required by Section 43 of the City Code, prior to the issuance of any building permits and approval of a final map, for any net new square footage, the applicant shall pay the transportation impact fee for the development included in each building permit and in the subdivision. Residential category fees are based on the number of units. Retail, Service, Office, R&D, and Industrial category fees are based on the square footage of the development.
Credit shall be given for the existing development of each site(s), as applicable. This is an impact fee and subject to the adopted fee, if any, in place at time of payment, except that during the term of the Development Agreement (DA) when the fee is subject to the provisions of the DA in Exhibit I thereto and other applicable sections.
36. WATER AND/OR SEWER IMPACT FEE: Prior to the issuance of any building permits and prior to the approval of the final map, the applicant shall pay the water and/or sewer impact fee for the development contributing their proportional fair share of DP/6/CDD
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required improvements to the City utility system to accommodate the project, as identified in the Project’s Utility Impact Study, dated December 16, 2022 or, provided that the applicant agrees, install the water and/or sewer mains at its costs, but subjec t to a reimbursement agreement acceptable to the applicant with the City Attorney to reimburse the applicant for costs in excess of applicant’s proportional fair share of required improvements. This is an impact fee and subject to the adopted fee, if any, in place at time of payment, except with approval of the Development Agreement (DA) when the fee is subject to the provisions of Exhibit I of the DA.
37. STORM DRAINAGE FEE: Prior to the issuance of any building permits and prior to the approval of a final map, the applicant shall pay the off -site storm drainage fee per Section 28.51(b) with the rates in effect at the time of payment , except with approval of the Development Agreement (DA) when the fee is subject to the provisions of Exhibit I of the DA.
38. TRAFFIC SIGNAL FEE: The Master Plan’s Multi -Modal Transportation Analysis (MTA) identified three currently unsignalized intersections that need to be fully signalized to operate effectiv ely at full Master Plan development. These new signals will be located at the Plymouth Street/Huff Avenue, Plymouth Street/Joaquin Road, and Inigo Way/La Avenida intersections. Fair - share contribution of future signalization is required. Project respons ibility (percentage of project traffic) fair share is 41% based on MTA assignment of project traffic. Timing of these improvements will be tied to the corresponding zoning permits for each applicable building permit of Master Plan development and will be identified through the subsequent Site - Specific Transportation Analysis (SSTA) for each building permit application.
39. TRAFFIC SIGNAL AGREEMENT: Prior to the issuance of any building permits and prior to the approval of a final map, the applicant shall sign a traffic signal payment agreement for the construction of new traffic signal(s) or modifications to an existing nearby signal(s) to support localized impacts for access, as identified through subsequent Site-Specific Transportation Analysis for each b uilding permit application. The agreement shall require the owner to pay the City the proportional fair share (percentage of project traffic) of the total cost for the traffic signal improvements if a traffic signal is required to be i nstalled within five years after the date of completion of the owner’s project. The date of completion shall be measured by the date on the Certificate of Occupancy issued by the Building Inspection Division for the last portion of the owner’s project. The cost of the traffic signal improvements shall include all design, construction, inspection, testing, and administration costs. Prior to the issuance of the building permit and prior to the approval of a final map, the owner must submit a security deposit made payable to the City to guarantee payment of the proportional share of the traffic signal improvements required. The amount of the security will be determined and shall be paid prior to issuance of a building permit. The agreement shall also require the owner to dedicate easements on the owner’s property that are necessary for the applicable traffic signal improvements.
40. UTILITY PAYMENT AGREEMENT: Prior to the approval of the final map, the applicant shall sign a utility payment agreement and post a security deposit made payable to the City as security if each unit or building does not have separate sewer connections and water meters in accordance with Section 35.38 of the City Code. The utility payment agreement shall include provisions to have the security transferred from the applicant to the homeowners association (HOA) or commercial owners association (COA), but still made payable to the City, when the HOA or COA is formed for the subdivision.
41. PUBLIC IMPROVEMENTS: Install or reconstruct standard public improvements required for the project and as required by Chapters 27 and 28 of the City Code, which can be executed per phase of development as identified in the Master Plan. Bonds, securities, and insurance requir ements are subject to current City requirements in place at the time of submittal of the associated improvement plans.
a. Required Improvements: The applicant is responsible to install the following public improvements:
(1) Pavement, Curbcurb, gutter, driveway aprons, sidewalks, and landscape strips along all project frontages as shown in Figures 6.12.2 1 through 6.12.13 23 of the Master Plan, in accordance with City standards and consistent with dimensions in the North Bayshore Precise Plan (as revised herein via Council approval), unless an alternative or interim is approved in a subsequent zoning permit;
(2) All required utility laterals per City standards; and
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(3) All bike lane installations along all roadways as shown in Figure 6.1.7 3 of the Master Plan, including both sides of Huff Avenue, Joaquin Road , Charleston Road , Monarch Street, Plymouth Street, C Street, B Street, Main Street, North Shoreline Boulevard, Manzanita Street, Inigo Way, Black Street, Shorebird Way, Space Park Way, and Pear Avenue, consistent with the North Bayshore Precise Plan, unless otherwise noted in these conditions of approval.;
(4) All bike lane installations along Applicant’s frontage as shown in Figure 6.1.3 of the Master Plan, including Huff Avenue, Charleston Road, Plymouth Street, Space Park Way, and Pear Avenue , are consistent with the North Bayshore Precise Plan, unless otherwise noted in these conditions of approval; and
(45) Any additional public improvement(s) required for a parcel(s) to be dedicat ed to the City per Project Condition Nos. 75 76 and 186184183.
b. Improvement Agreement : Prior to the approval of a final map, the property owner must sign a Public Works Department improvement agreement in standard City form, for the installation of the public improvements.
c. Bonds/Securities: Prior to the approval of a final map, the property owner must sign a Public Works Department faithful performance bond (100%) and materials/labor bond (100%), or provide a cash deposit (100%), or provide a letter of credit (150%) or cash security (100%) securing the installation and warranty of the off -site improvements in a form approved by the City Attorney’s Office. The surety (bond company) must be listed as an acceptable surety on the most current Department of the Treasury’s Listing of Approved Sureties on Federal Bonds, Department Circular 570. This list of approved sureties is avai lable through the internet at: www.fiscal.treasury.gov/fsreports/ref/suretyBnd/ c570_a-z.htm. The bond amount must be below the underwriting lim itation amount listed on the Department of the Treasury’s Listing of Approved Sureties. The surety must be licensed to do business in California. Guidelines for security deposits are available at the Public Works Department.
d. Insurance: Prior to the approval of a final map, the property owner must p rovide a Certificate of Insurance and endorsements for Commercial General Liability and Automobile Liability naming the City as an additional insured from the entity that will sign the improvement agreement prior to the issuance of a building permit or approval of a final map.
The insurance coverage amounts are a minimum of Two Million Dollars ($2,000,000) Commercial General Liability, One Million Dollars ($1,000,000) Automobile Liability, One Million Doll ars ($1,000,000) Contractor’s Pollution Liability, and One Million Dollars ($1,000,000) Workers’ Compensation. The insurance requirements are available from the Public Works Department.
42. ENGINEER’S INFRASTRUCTURE COST ESTIMATE: Upon submittal of an initial building permit and improvement plans, submit a completed construction cost estimate form indicating the quantities of the street and utility improvements with the submittal of the improvement plans. The construction cost estimate is used to estimate the cost of improvements and to determine the Public Works plan check and inspection fees. The construction cost estimate is to be prepared by the civil engineer preparin g the improvement plans.
43. OFF-SITE IMPROVEMENT PLANS: Prepare off-site public improvement plans in accordance with Chapter 28 of the City Code, the City’s Standard Design Criteria, Submittal Checklist, Plan Review Checklist, and the conditions of approval of the projec t.
The plans are to be drawn on 24” x 36” sheets at a minimum scale of 1”=20’. The plans shall be stamped by a California - registered civil engineer and shall show all public improvements and other applicable work within the public right -of-way.
Traffic control plans for each phase of construction shall be prepared in accordance with the latest edition of the California Manual of Uniform Traffic Control Devices (CA MUTCD) and shall show, at a minimum, work areas, delineators, signs, and other traffic-control measures required for work that impact traffic on existing streets. Construction management plans: Locations of on-site parking for construction equipment and construction workers and on-site material storage areas must be submitted for review and approval and shall be incorporated into the off-site improvement plans and identified as “For Reference Only.”
Off-site improvement plans, an initial plan check fee and map plan check fee based on the Public Works fee schedule, Improvement Plan Checklist, and items noted within the checklist must be submitted togethe r as a separate package DP/6/CDD
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concurrent with the first submittal of the building plans and a final map. All required materials shall be submitted electronically (i.e., flattened, reduced-size PDFs).
The off-site plans must be approved and signed by the Public Works Department. After the plans have been signed by the Public Works Department, 10 full-size and two half-size black-line sets, one Xerox Mylar (4 mil) set of the plans, and a CD with CAD file and PDF must be submitted to the Public Works Department p rior to the approval of a final map. The CAD files shall meet the City’s Digital Data Submission Standards.
44. ON-SITE UTILITY MAINTENANCE: On-site water, sanitary sewer, and storm drainage facilities shall be privately maintained by the property owner(s), commercial owner associations(s), or homeowners association(s). This includes any and all district systems infrastructure and facilities, if pursued by the applicant.
45. UNDERGROUNDING OF OVERHEAD SERVICES: All new and existing electric and telecommunication facilities serving the subdivision are to be placed underground, including transformers. The undergrounding of the new and existing overhead electric and telecommunication lines is to be completed prio r to issuance of a Certificate of Occupancy for any new buildings within the subdivision. If allowed by the City, aboveground transformers shall be located so they are screened in the least visible location from the street or to the general public, as app roved by the Community Development and Public Works Departments.
46. UNDERGROUNDING OF OVERHEAD LINES: Underground existing overhead electric and telecommunication facilities fronting the property and/or within the division of land, unless waived by the Ci ty Council after consideration of the recommendation of the Public Works Director due to unusual or impractical circumstances. The undergrounding work shall be constructed in conjunction with any applicable off -site improvements and completed prior to iss uance of a Certificate of Occupancy for any new unit. All poles fronting the property and/or within the division of land shall be removed. If the undergrounding requirement is waived, the subdivider shall fulfill whatever substitute conditions the City s hall impose prior to a final map approval.
47. JOINT UTILITY PLANS: Upon submittal of an initial building permit and improvement plans, the applicant shall submit joint utility plans showing the location of the proposed electric, gas, and telecommunication conduits and associated facilities, including, but not limited to, vaults, manholes, cabinets, pedestals, etc. Appropriate horizontal and vertical clearances in accordance with PG&E requirements shall be provided between gas transmission lines, gas service lines, overhead utility lines, street trees, streetlights, and building structures. These plans shall be combined with and made part of the improvement plans.
Joint trench intent drawings will be accepted at the first improvement plan submittal. All subsequent improvement plan submittals shall include joint trench design plans. Dedicate utility easements that are necessary for the common utility on a final map.
48. LOT DRAINAGE: Each residential lot shall be designed to drain toward the streets, alle ys, common driveways, or common areas. The drainage paths for the privately owned lots shall be designed such that the drainage paths do not cross the common property lines, unless an exception is approved due to unavoidable circumstances by the Public Works Department, such as to provide drainage to an existing Heritage tree.
49. SURFACE WATER RELEASE: Provide a surface stormwater release for the lots, driveways, alleys, and private streets that prevents the residential buildings from being flooded in the event the storm drainage system becomes blocked or obstructed.
Show and identify path of surface water release on the improvement plans.
50. RETAINING WALL: Retaining walls shall have a maximum height of 18” unless an exception is granted by the Commu nity Development and Public Works Departments. A private easement for the retaining walls shall be shown on a final map.
Retaining walls along the perimeter of the subdivision shall be maintained by the homeowners association (HOA) or commercial owners a ssociation (COA). The maintenance of the retaining walls shall be included in the Covenants, Conditions, and Restrictions (CC&Rs). A copy of the CC&Rs with this provision marked or highlighted shall be submitted to the Community Development Department for review and approval by the Public Works Department.
DP/6/CDD
807-05-03-23SD Page 18 of 18
51. STORM DRAIN HOLD HARMLESS AGREEMENT: As portions of the site are or will be lower than the adjacent public street or the surface grade over the City’s storm mains, the owner shall sign an agreement to hold the City harmless against storm surcharges or blockages that may result in on-site flooding or damage prior to approval of a final map.
52. SANITARY SEWER HOLD HARMLESS AGREEMENT: If the sanitary sewer connection(s) inside the structure(s) is/are l ess than 1’ above the rim elevation of the upstream sanitary sewer manhole, before approval of the building permit, the owner shall sign an agreement to hold the City harmless against sewer surcharges or blockages that may result in on -site damage prior to approval of a final map.
53. SHARED PARKING AND ACCESS AGREEMENT: Owners shall sign and be a party to an agreement (or amendment of an existing agreement), subject to the City’s approval and recorded to run with the land, which provides for easements, covenants, and conditions relating to applicable parking, vehicle access, pedestrian access, utility use, and other uses for properties in t he Master Plan that use shared and/or district parking. The agreement, together with all attachments, mu st be submitted to and approved by the Community Development Department and City Attorney’s Office prior to the approval of a final map.
54. COVENANTS, CONDITIONS, AND RESTRICTIONS: As applicable to the development phase of the Master Plan and required by the City, Covenants, Conditions, and Restrictions (CC&Rs) for the homeowners or commercial owners association(s) (HOA/COA) and the Development Agreement, together with a completed CC&R checklist handout, shall be submitted to the Planning Division for revi ew and approval, in consultation with the City Attorney’s Office, prior to approval and recordation of a final map. The said covenants shall include and stipulate all of the standard provisions which are listed on the CC&R checklist an d the following information:
a. Private Utility Maintenance Plan and Sanitary Sewer. The CC&Rs shall include a provision that the HOA/COA prepare a private utility maintenance plan for on-site water, sanitary sewer, and storm drainage facilities. The maintenance plan shall include elements such as, but not limited to, flushing of the sanitary sewer and storm lines, cleaning of storm drain inlets and grates, and inspection of the water system (including flushing and exercising of valves and blowoffs). The CC&Rs shall also include a provision that the HOA/COA prepare a sanitary sewer overflow plan, which includes elements such as 24-hour contact information, response times, confinement, and methods to contain and remediate spills. These provisions may be addressed through di strict systems infrastructure and disclosures as required in subsection c. of this condition, if pursued by the applicant.
b. Garage Pickup (Shared Service). The CC&Rs shall include a provision stating the HOA/COA are responsible for the removal of all t he trash and refuse from the Owner’s lot to the central trash collection point. The HOA/COA shall be responsible for the maintenance of the central trash collection point and for the periodic removal therefrom.
c. District Systems. Disclosure of all relevant information pertaining to the district systems, if pursued by the applicant, as included in the District Systems Implementation Plan and Development Agreement and located on the development property included on the associated final map and building permit(s).
d. Disclosures. Include all necessary disclosures of surrounding environmental context and conditions, including, but not limited to, nearby noise generating activities, phased construction of the Master Plan, site conditions, U.S. EPA oversight, etc., as required by the Davis-Stirling Act or California Commercial and Industrial Common Interest Development Act.
55. CONSISTENCY WITH OTHER APPROVALS: This map shall be consistent with all requirements of the Master Plan, Application No. PL-2021-181, and any subsequent appro val from the City to implement the Master Plan, as identified in the Master Plan and Development Agreement. All applicable subdivision conditions of approval imposed shall remain in full force and effect and shall be met prior to approval of the applicable phased final map.
56. APPROVAL EXPIRATION: If the map is not completed within 24 months from the date of this approval, subject to any allowable extension in the City Code or Subdivision Map Act, or the term of the DA, whichever is longer.
Vesting Tentative
Map
04.2023
North Bayshore Master Plan
Exhibit B
OF 16 SHEETSSHEETMOUNTAIN VIEW,APRIL, 2023DATESCALESURVEYORJOB NO.A20107RSIIFORVESTING TENTATIVE MAPGOOGLE LLCCALIFORNIA DRAWN BYCTAS SHOWN NO.REVISIONNO.BYREVISIONBY3350 Scott Boulevard, Building 22Santa Clara, California 95054Phone: (408) 727-6665www.kierwright.comNORTH BAYSHORE MASTER PLAN1
NORTH BAYSHORE MASTER PLANVESTING TENTATIVE MAPCITY OF MOUNTAIN VIEW SANTA CLARA COUNTY CALIFORNIA
GENERAL NOTES
GENERAL NOTESSHEET INDEXEXISTING LOT DATAPROPOSED LOT DATA
PROPOSED LOT GENERAL NOTESNOTES RELATING TO CONDOMINIUMS
NOTES RELATING TO MID-BLOCK PASSAGES, PRIVATESTREETS AND ANY NON-DEDICATED OPEN SPACE AREASNOTES RELATING TO OPEN SPACE DEDICATIONSNOTES RELATING TO VERTICAL AIR SPACE LOTS
NOTES RELATING TO STREETSNOTES RELATING TO VACATIONSVICINITY MAP
NSITESITESITESHOREBIRDJOAQUINNORTHJOAQUINSOUTHSITEPEAR
SITESITEMARINE
SURVEYOR'S STATEMENT
NOTE RELATING TO STREET SECTIONSNOTE RELATING TO UTILITIES
POR. LOT 13(X M 28)(DOC. 23607396)
PARCEL ONE(628 M 45-46)PARCEL TWO(628 M 45-46)PARCEL THREE(628 M 45-46)PARCEL A(570 M 32-33) LOT 3(442 M 31-32)
LOT A(498 M 36-37)
LOT 1(W M 24)
portionLOT 1(566 M 35-36)PARCEL 1(539 M 21-22)
LOT B(498 M 36-37)
LOT 4(TRACT 7033)(479 M 45-46)
PARCEL 1(DOC. 22516459)
LOT 2(TRACT 7033)(479 M 45-46)LOT 3(TRACT 7033)(479 M 45-46)LOT 1(TRACT 7033)(479 M 45-46) PARCEL 1(608 M 20)PARCEL 1(463 M 37)LOT 6(X M 28)(116 M 29)PORTION LOT 1(X M 28)PORTION LOT 10(X M 28)POR. LOT 13(X M 28)(DOC. 23607396)PARCEL 1(608 M 20) LOT 9(W M 24)LOT 10(W M 24)
SPACE PARK WAYSHOREBIRD WAY
CHARLESTON ROADHUFF AVENUEPLYMOUTH STREETBAYSHORE FREEWAYUS HIGHWAY 101
CHARLESTON ROADPEAR AVENUELA AVENIDA STREETINIGO WAY
JOAQUIN ROADBAYSHORE FREEWAYUS HIGHWAY 101
NORTH SHORELINE BOULEVARDLOT LINEADJUSTMENT(DOC. 19591793) GOOGLE, INC.(DOC. 21173065)GOOGLE, INC.(DOC. 22013442)
GOOGLE,INC.(DOC. 21086434)
PARCEL1(505 M 37)
(GRANT DEED)(DOC. 25078800)(GRANT DEED)(DOC. 25078800)
PARCEL 1(D.D. 024344-01-01)(DOC. 23012472)PARCEL 2(D.D. 024344-01-01)(DOC. 23012472)PARCEL 3(142 M 50)LOT 7(X M 28) PEAR - SHEET 5OF 16 SHEETSSHEETMOUNTAIN VIEW,APRIL, 2023DATESCALESURVEYORJOB NO.A20107RSIIFORVESTING TENTATIVE MAPGOOGLE LLCCALIFORNIA DRAWN BYCTAS SHOWN NO.REVISIONNO.BYREVISIONBY3350 Scott Boulevard, Building 22Santa Clara, California 95054Phone: (408) 727-6665www.kierwright.comNORTH BAYSHORE MASTER PLAN2 EXISTING CONDITIONS KEY MAPJOAQUIN SOUTH - SHEET 4 JOAQUIN NORTH - SHEET 3SHOREBIRD - SHEET 6
ABBREVIATIONS
LEGEND
LEGEND (cont'd)
NORTH
SPACE PARK WAYSHOREBIRD WAY
CHARLESTON ROADHUFF AVENUEPLYMOUTH STREETBAYSHORE FREEWAYUS HIGHWAY 101
CHARLESTON ROADPEAR AVENUELA AVENIDA STREETINIGO WAY
JOAQUIN ROADBAYSHORE FREEWAYUS HIGHWAY 101
NORTH SHORELINE BOULEVARD
OF 16 SHEETSSHEETMOUNTAIN VIEW,APRIL, 2023DATESCALESURVEYORJOB NO.A20107RSIIFORVESTING TENTATIVE MAPGOOGLE LLCCALIFORNIA DRAWN BYCTAS SHOWN NO.REVISIONNO.BYREVISIONBY3350 Scott Boulevard, Building 22Santa Clara, California 95054Phone: (408) 727-6665www.kierwright.comNORTH BAYSHORE MASTER PLAN2.1 NORTH
EXISTING LOT DATA
LEGEND & ABBREVIATIONS
NORTH BAYSHORE VTM LOTS
EXISTING LOT DATA
EXISTING LOT DATAADJACENT LOTS
MARINE WAY
CASEY AVENUE
BAYSHORE PARKWAY
COAST AVENUE
N. SAN ANTONIO ROAD
GARCIA AVENUE
2.2OF 16 SHEETSSHEETMOUNTAIN VIEW,APRIL, 2023DATESCALESURVEYORJOB NO.A20107RSIIFORVESTING TENTATIVE MAPGOOGLE LLCCALIFORNIA DRAWN BYCTAS SHOWN NO.REVISIONNO.BYREVISIONBY3350 Scott Boulevard, Building 22Santa Clara, California 95054Phone: (408) 727-6665www.kierwright.comNORTH BAYSHORE MASTER PLANEXISTING LOT DATANORTH
LEGENDEXISTING LOT DATAEXISTING LOT DATA
NORTH BAYSHORE VTM LOTSADJACENT LOTS
FLOOD ZONE"AE (EL 11)"
FLOOD ZONE"AE (EL 11)"
FLOOD ZONE"AE (EL 11)"
FLOOD ZONE"AE (EL 11)"
FLOOD ZONE"AE (EL 11)"
FLOOD ZONE"AE (EL 11)"
FLOOD ZONE"AE (EL 11)"
FLOOD ZONE"X-SHADED"
FLOOD ZONE"X-SHADED"
FLOOD ZONE"X-SHADED"
FLOOD ZONE"X-SHADED"FLOOD ZONE"X-SHADED"APPROXIMATE FEMA FLOODZONE BOUNDARY LINE
APPROXIMATE FEMA FLOODZONE BOUNDARY LINE
APPROXIMATE FEMA FLOODZONE BOUNDARY LINE
APPROXIMATE FEMA FLOODZONE BOUNDARY LINE
APPROXIMATE FEMA FLOODZONE BOUNDARY LINEFLOOD ZONE"X-SHADED" APPROXIMATE FEMA FLOODZONE BOUNDARY LINEFLOOD ZONE"X-SHADED" POR. LOT 13(X M 28)(DOC. 23607396)
PARCEL ONE(628 M 45-46)
PARCEL TWO(628 M 45-46)PARCEL THREE(628 M 45-46)PARCEL A(570 M 32-33) portion LOT 1(566 M 35-36)
PARCEL 1(539 M 21-22)
PARCEL 1PARCEL 1(463 M 37)LOT 6(X M 28)(116 M 29)PORTION LOT 1(X M 28)PORTION LOT 10(X M 28) POR. LOT 13(X M 28)(DOC. 23607396)
PARCEL 1
CHARLESTON ROADHUFF AVENUEPLYMOUTH STREET
JOAQUIN ROAD
NORTH SHORELINE BOULEVARD
LOT LINE ADJUSTMENT(DOC. 19591793)
(GRANT DEED)(DOC. 25078800)(GRANT DEED)(DOC. 25078800)LOT 7(X M 28) 3OF 16 SHEETSSHEETMOUNTAIN VIEW,APRIL, 2023DATESCALESURVEYORJOB NO.A20107RSIIFORVESTING TENTATIVE MAPGOOGLE LLCCALIFORNIA DRAWN BYCTAS SHOWN NO.REVISIONNO.BYREVISIONBY3350 Scott Boulevard, Building 22Santa Clara, California 95054Phone: (408) 727-6665www.kierwright.comNORTH BAYSHORE MASTER PLANEXISTING CONDITIONS - JOAQUIN NORTH NORTH
MATCH LINESEE SHEET 6
SEESHEET 4MATCH LINESEE SHEET 5
ABBREVIATIONS
LEGEND
LEGEND (cont'd)
RECORD MAP REFERENCES
POR. LOT 13(X M 28)(DOC. 23607396)
PARCEL A(570 M 32-33)
LOT 1(W M 24)
PARCEL 1(608 M 20)PORTION LOT 10(X M 28)
POR. LOT 13(X M 28)(DOC. 23607396)
PARCEL 1(608 M 20)
PLYMOUTH STREETBAYSHORE FREEWAYUS HIGHWAY 101BAYSHORE FREEWAYUS HIGHWAY 101PARCEL 1(505 M 37) (GRANT DEED)(DOC. 25078800)(GRANT DEED)(DOC. 25078800)
PARCEL 1(D.D. 024344-01-01)(DOC. 23012472)PARCEL 2(D.D. 024344-01-01)(DOC. 23012472) PARCEL 3(142 M 50)
4OF 16 SHEETSSHEETMOUNTAIN VIEW,APRIL, 2023DATESCALESURVEYORJOB NO.A20107RSIIFORVESTING TENTATIVE MAPGOOGLE LLCCALIFORNIA DRAWN BYCTAS SHOWN NO.REVISIONNO.BYREVISIONBY3350 Scott Boulevard, Building 22Santa Clara, California 95054Phone: (408) 727-6665www.kierwright.comNORTH BAYSHORE MASTER PLANEXISTING CONDITIONS - JOAQUIN SOUTH SEESHEET 3MATCH LINE
MATCH LINE
SEE SHEET 6SEESHEET 5
NORTH
ABBREVIATIONS
LEGEND
LEGEND (cont'd)
RECORD MAP REFERENCES
POR. LOT 13(X M 28)(DOC. 23607396)LOT 1(W M 24)POR. LOT 13(X M 28)(DOC. 23607396) LOT 9(W M 24)LOT 10(W M 24)
SPACE PARK WAYPEAR AVENUELA AVENIDA STREETINIGO WAY
5OF 16 SHEETSSHEETMOUNTAIN VIEW,APRIL, 2023DATESCALESURVEYORJOB NO.A20107RSIIFORVESTING TENTATIVE MAPGOOGLE LLCCALIFORNIA DRAWN BYCTAS SHOWN NO.REVISIONNO.BYREVISIONBY3350 Scott Boulevard, Building 22Santa Clara, California 95054Phone: (408) 727-6665www.kierwright.comNORTH BAYSHORE MASTER PLANEXISTING CONDITIONS - PEAR MATCH LINESEESHEET 4SEESHEET 3SEE SHEET 6MATCH LINENORTH
ABBREVIATIONS
LEGEND
LEGEND (cont'd)
RECORD MAP REFERENCES
APPROXIMATE FEMA FLOODZONE BOUNDARY LINEFLOOD ZONE"X-SHADED" FLOOD ZONE"AE (EL 11)"
FLOOD ZONE"AE (EL 11)"
FLOOD ZONE"AE (EL 11)"
FLOOD ZONE"AE (EL 11)"
FLOOD ZONE"AE (EL 11)"
FLOOD ZONE"AE (EL 11)"
FLOOD ZONE"AE (EL 11)"
FLOOD ZONE"AE (EL 11)"
FLOOD ZONE"AE (EL 11)"
FLOOD ZONE"AE (EL 11)"
FLOOD ZONE"AE (EL 11)"
FLOOD ZONE"AE (EL 11)"
FLOOD ZONE"AE (EL 11)"
FLOOD ZONE"AE (EL 11)"FLOOD ZONE"X-SHADED"
FLOOD ZONE"X-SHADED"FLOOD ZONE"X-SHADED"
FLOOD ZONE"X-SHADED"
FLOOD ZONE"X-SHADED"
FLOOD ZONE"X-SHADED"
FLOOD ZONE"X-SHADED"
FLOOD ZONE"X-SHADED"
FLOOD ZONE"X-SHADED"
FLOOD ZONE"X-SHADED"
FLOOD ZONE"X-SHADED"
FLOOD ZONE"X-SHADED"
FLOOD ZONE"X-SHADED"
FLOOD ZONE"X-SHADED"
APPROXIMATE FEMA FLOODZONE BOUNDARY LINE
APPROXIMATE FEMA FLOODZONE BOUNDARY LINE
APPROXIMATE FEMA FLOODZONE BOUNDARY LINE
APPROXIMATE FEMA FLOODZONE BOUNDARY LINE
APPROXIMATE FEMA FLOODZONE BOUNDARY LINE
APPROXIMATE FEMA FLOODZONE BOUNDARY LINE
APPROXIMATE FEMA FLOODZONE BOUNDARY LINE
APPROXIMATE FEMA FLOODZONE BOUNDARY LINE
APPROXIMATE FEMA FLOODZONE BOUNDARY LINE
APPROXIMATE FEMA FLOODZONE BOUNDARY LINE
APPROXIMATE FEMA FLOODZONE BOUNDARY LINE
LOT 3(442 M 31-32)
LOT A(498 M 36-37)
LOT B(498 M 36-37)LOT 4(TRACT 7033)(479 M 45-46)
PARCEL 1(DOC. 22516459)
LOT 2(TRACT 7033)(479 M 45-46)LOT 3(TRACT 7033)(479 M 45-46)LOT 1(TRACT 7033)(479 M 45-46) PORTION LOT 1PORTION LOT 10
SPACE PARK WAY
SHOREBIRD WAY
CHARLESTON ROAD
NORTH SHORELINE BOULEVARDGOOGLE, INC.(DOC. 21173065)
GOOGLE, INC.(DOC. 22013442)
GOOGLE, INC.(DOC. 21086434)6OF 16 SHEETSSHEETMOUNTAIN VIEW,APRIL, 2023DATESCALESURVEYORJOB NO.A20107RSIIFORVESTING TENTATIVE MAPGOOGLE LLCCALIFORNIA DRAWN BYCTAS SHOWN NO.REVISIONNO.BYREVISIONBY3350 Scott Boulevard, Building 22Santa Clara, California 95054Phone: (408) 727-6665www.kierwright.comNORTH BAYSHORE MASTER PLANEXISTING CONDITIONS - SHOREBIRDNORTHSEE SHEET 5MATCH LINESEE SHEET 3MATCH LINE
MARINE WAY
CASEY AVENUERECORD OF SURVEYPARCEL BPARCEL APARCEL APARCEL 2BAYSHORE PARKWAY
COAST AVENUE
N. SAN ANTONIO ROAD
GARCIA AVENUEPARCEL C
MARINE WAY
CASEY AVENUE
BAYSHORE PARKWAY
COAST AVENUE
N. SAN ANTONIO ROAD
GARCIA AVENUE
LOT MW2
LOT MW1
7OF 16 SHEETSSHEETMOUNTAIN VIEW,APRIL, 2023DATESCALESURVEYORJOB NO.A20107RSIIFORVESTING TENTATIVE MAPGOOGLE LLCCALIFORNIA DRAWN BYCTAS SHOWN NO.REVISIONNO.BYREVISIONBY3350 Scott Boulevard, Building 22Santa Clara, California 95054Phone: (408) 727-6665www.kierwright.comNORTH BAYSHORE MASTER PLANEXISTING CONDITIONS & PROPOSED PARCELIZATION - MARINE WAY NORTH
NORTHEXISTING CONDITIONS
PROPOSED PARCELIZATION
LEGEND
MONARCH STREETINIGO WAY
MONARCH STREETPLYMOUTH STREETMAIN STREETB STREET
C STREETMONARCH STREET
GROVE STREET
WILLOW STREET
LOT SB26
INIGO WAY
MONARCH STREET
BLACK STREET
JOAQUIN SOUTH (JS)
SHOREBIRD (SB)SHOREBIRD WAY
PEAR (PE)
JOAQUIN NORTH (JN)
MANZANITA STREETSPACE PARK WAYSHOREBIRD WAY
CHARLESTON ROADHUFF AVENUEPLYMOUTH STREETBAYSHORE FREEWAYUS HIGHWAY 101
CHARLESTON ROADPEAR AVENUELA AVENIDA STREETINIGO WAY
JOAQUIN ROADBAYSHORE FREEWAYUS HIGHWAY 101
NORTH SHORELINE BOULEVARD
OF 16 SHEETSSHEETMOUNTAIN VIEW,APRIL, 2023DATESCALESURVEYORJOB NO.A20107RSIIFORVESTING TENTATIVE MAPGOOGLE LLCCALIFORNIA DRAWN BYCTAS SHOWN NO.REVISIONNO.BYREVISIONBY3350 Scott Boulevard, Building 22Santa Clara, California 95054Phone: (408) 727-6665www.kierwright.comNORTH BAYSHORE MASTER PLAN8 PROPOSED PARCELIZATION KEY MAPJOAQUIN SOUTH - SHEET 10 JOAQUIN NORTH - SHEET 9SHOREBIRD - SHEET 12
PEAR - SHEET 11
NORTH
ABBREVIATIONS
LEGEND
LEGEND (cont'd)
MONARCH STREET
PLYMOUTH STREET
MONARCH STREET
LOT JN 1(FOR CONDO PURPOSES)
LOT JN16
LOT JN7(FOR CONDO PURPOSES)LOT JN17(FOR CONDO PURPOSES) LOT PE1(FOR CONDO PURPOSES)LOT JS4(FOR CONDO PURPOSES)LOT JS3(FOR CONDO PURPOSES) LOT JS1(FOR CONDO PURPOSES)
LOT JN4(FOR CONDO PURPOSES)
LOT JN19(FOR CONDO PURPOSES)
LOT JN5(FOR CONDO PURPOSES)
LOT JN8(FOR CONDO PURPOSES)LOT JN9(FOR CONDO PURPOSES)
LOT JN18(FOR CONDO PURPOSES)
LOT SB1(FOR CONDO PURPOSES)LOT SB2(FOR CONDO PURPOSES)LOT SB3(FOR CONDO PURPOSES) LOT SB21(FOR CONDO PURPOSES)
LOT JN3
LOT JN10(FOR CONDO PURPOSES)LOT JN11LOT JN14(FOR CONDO PURPOSES)LOT JN2 LOT JN6(FOR CONDO PURPOSES)
LOT JN12(FOR CONDO PURPOSES)
LOT SB20(FOR CONDO PURPOSES)LOT JN15(FOR CONDO PURPOSES)
CHARLESTON ROADHUFF AVENUEPLYMOUTH STREET
JOAQUIN ROAD
NORTH SHORELINE BOULEVARD
9OF 16 SHEETSSHEETMOUNTAIN VIEW,APRIL, 2023DATESCALESURVEYORJOB NO.A20107RSIIFORVESTING TENTATIVE MAPGOOGLE LLCCALIFORNIA DRAWN BYCTAS SHOWN NO.REVISIONNO.BYREVISIONBY3350 Scott Boulevard, Building 22Santa Clara, California 95054Phone: (408) 727-6665www.kierwright.comNORTH BAYSHORE MASTER PLANPROPOSED PARCELIZATION - JOAQUIN NORTH MATCH LINESEE SHEET 12 SEE SHEET 10MATCH LINESEE SHEET 11
NORTH
LEGEND
LEGEND (cont'd)ABBREVIATIONS
PLYMOUTH STREETMAIN STREETB STREET
C STREET
LOT JN7(FOR CONDO PURPOSES)
LOT PE1(FOR CONDO PURPOSES)LOT JS4(FOR CONDO PURPOSES)
LOT JS7(FOR CONDO PURPOSES)
LOT JS5LOT JS9
LOT JS3(FOR CONDO PURPOSES)
LOT JS2(FOR CONDO PURPOSES)LOT JS1(FOR CONDO PURPOSES)
LOT JS10(FOR CONDO PURPOSES)
LOT JN19(FOR CONDO PURPOSES)LOT JN9(FOR CONDO PURPOSES) LOT JS6(FOR CONDO PURPOSES)
LOT JS8(FOR CONDO PURPOSES)
PLYMOUTH STREETBAYSHORE FREEWAYUS HIGHWAY 101BAYSHORE FREEWAYUS HIGHWAY 101 10OF 16 SHEETSSHEETMOUNTAIN VIEW,APRIL, 2023DATESCALESURVEYORJOB NO.A20107RSIIFORVESTING TENTATIVE MAPGOOGLE LLCCALIFORNIA DRAWN BYCTAS SHOWN NO.REVISIONNO.BYREVISIONBY3350 Scott Boulevard, Building 22Santa Clara, California 95054Phone: (408) 727-6665www.kierwright.comNORTH BAYSHORE MASTER PLANPROPOSED PARCELIZATION - JOAQUIN SOUTH SEE SHEET 9MATCH LINE
MATCH LINE
SEE SHEET 12SEE SHEET 11
NORTH
LEGEND
LEGEND (cont'd)ABBREVIATIONS
INIGO WAY
LOT PE1(FOR CONDO PURPOSES)LOT PE2(FOR CONDO PURPOSES)
LOT JS10(FOR CONDO PURPOSES)
INIGO WAY EXTENSION
SPACE PARK WAYPEAR AVENUELA AVENIDA STREETINIGO WAY
11OF 16 SHEETSSHEETMOUNTAIN VIEW,APRIL, 2023DATESCALESURVEYORJOB NO.A20107RSIIFORVESTING TENTATIVE MAPGOOGLE LLCCALIFORNIA DRAWN BYCTAS SHOWN NO.REVISIONNO.BYREVISIONBY3350 Scott Boulevard, Building 22Santa Clara, California 95054Phone: (408) 727-6665www.kierwright.comNORTH BAYSHORE MASTER PLANPROPOSED PARCELIZATION - PEAR
MATCH LINE
SEE SHEET 9SEE SHEET 12MATCH LINESEE SHEET 10
NORTH
LEGEND
LEGEND (cont'd)ABBREVIATIONS
MONARCH STREET
INIGO WAYINIGO WAY
GROVE STREET
WILLOW STREETLOT SB18
LOT SB26
LOT SB13LOT SB14(FOR CONDO PURPOSES)LOT SB25(FOR CONDO PURPOSES)LOT SB24(FOR CONDOPURPOSES)
INIGO WAY
MONARCH STREET
LOT SB1(FOR CONDO PURPOSES)LOT SB5(FOR CONDO PURPOSES)LOT SB16 LOT SB2(FOR CONDO PURPOSES)LOT SB3(FOR CONDO PURPOSES)
LOT SB17(FOR CONDO PURPOSES)LOT SB15(FOR CONDO PURPOSES) LOT SB21(FOR CONDO PURPOSES)
LOT SB19(FOR CONDO PURPOSES)
BLACK STREET
LOT SB4LOT SB7(FOR CONDO PURPOSES)LOT SB9LOT SB10LOT SB12LOT SB20(FOR CONDO PURPOSES) LOT SB6LOT SB8
SHOREBIRD WAYLOT SB11
LOT SB22LOT SB23(FOR CONDO PURPOSES)
MANZANITA STREETSPACE PARK WAY
SHOREBIRD WAY
CHARLESTON ROAD
NORTH SHORELINE BOULEVARD
12OF 16 SHEETSSHEETMOUNTAIN VIEW,APRIL, 2023DATESCALESURVEYORJOB NO.A20107RSIIFORVESTING TENTATIVE MAPGOOGLE LLCCALIFORNIA DRAWN BYCTAS SHOWN NO.REVISIONNO.BYREVISIONBY3350 Scott Boulevard, Building 22Santa Clara, California 95054Phone: (408) 727-6665www.kierwright.comNORTH BAYSHORE MASTER PLANPROPOSED PARCELIZATION - SHOREBIRDNORTH SEE SHEET 11MATCH LINESEE SHEET 9MATCH LINE FLOOD ZONE"AE (EL 11)"
FLOOD ZONE"AE (EL 11)"
FLOOD ZONE"AE (EL 11)"
FLOOD ZONE"AE (EL 11)"
FLOOD ZONE"AE (EL 11)"
FLOOD ZONE"AE (EL 11)"
FLOOD ZONE"AE (EL 11)"
FLOOD ZONE"X-SHADED"
FLOOD ZONE"X-SHADED"
FLOOD ZONE"X-SHADED"
FLOOD ZONE"X-SHADED"FLOOD ZONE"X-SHADED"
FLOOD ZONE"X-SHADED"
APPROXIMATE FEMA FLOODZONE BOUNDARY LINE
APPROXIMATE FEMA FLOODZONE BOUNDARY LINE
APPROXIMATE FEMA FLOODZONE BOUNDARY LINE
APPROXIMATE FEMA FLOODZONE BOUNDARY LINE
APPROXIMATE FEMA FLOODZONE BOUNDARY LINE
FLOOD ZONE"X-SHADED"
APPROXIMATE FEMA FLOODZONE BOUNDARY LINE
FLOOD ZONE"X-SHADED"
SHORELINEBOULEVARD
MONARCH STREET
PLYMOUTH STREET(CAPITAL IMPROVEMENTS)
E STREET
C STREET
PLYMOUTH STREET
HUFF AVENUE
JOAQUIN ROADJOAQUIN ROAD
HUFF AVENUE
CHARLESTON ROAD(CAPITAL IMPROVEMENTS)
JOAQUINROAD
SHORELINE BOULEVARD(CITY CAPITAL IMPROVEMENTS)
PROPOSED BLDGPAD ELEV.=13.6FF= 14.6PROPOSED BLDGPAD ELEV.=13.4FF=14.4 PROPOSED BLDGPAD ELEV.=14.7FF=15.7PROPOSED BLDGPAD ELEV.=13.8FF=14.8 PROPOSED BLDGPAD ELEV.=13.4FF=14.4PROPOSED BLDGPAD ELEV.=13.4FF=14.4 PROPOSED BLDGPAD ELEV.=14.8FF=15.8
PROPOSED BLDGPAD ELEV.=17.8FF=18.8 PROPOSED BLDGPAD ELEV.=17.4FF=18.4 PROPOSED BLDGPAD ELEV.=15.8FF=16.8
PROPOSED BLDGPAD ELEV.=16.8FF=17.8
PROPOSED BLDGPAD ELEV.=17.8FF=18.8PROPOSED BLDGPAD ELEV.=18.1FF=19.1 PROPOSED BLDGPAD ELEV.=17.8FF=18.8PROPOSED BLDGPAD ELEV.=18.4FF=19.4 PROPOSED BLDGPAD ELEV.=18.7FF=19.7
PROPOSED BLDGPAD ELEV.=16.8FF=17.8
1817
LEGEND
ABBREVIATIONS
OF 16 SHEETSSHEET
MOUNTAIN VIEW,MAR., 2023DATESCALEDESIGNERJOB NO.A20107PNB FORGOOGLE LLCCALIFORNIA DRAWN BYIVWAS SHOWN NO.REVISIONNO.BY REVISIONBY
3350 Scott Boulevard, Building 22Santa Clara, California 95054Phone: (408) 727-6665www.kierwright.com
NORTH BAYSHORE MASTER PLAN
GRADING PLANS13
NORTH
SCHEMATIC GRADING PLAN
SEE SHEET 14
SEE SHEET 15
PROPOSED BLDGPAD ELEV.=15.5FF=16.5
MONARCH STREET
SHOREBIRD WAY
BLACKSTREET
CHARLESTON ROAD
INIGO WAYINIGO WAY
WILLOWSTREET(PRIVATE)
SHOREBIRD WAY
CHARLESTON ROAD
MONARCHSTREET
SPACE PARK WAYGROVE STREET(PRIVATE)SHOREBIRDWAYSOCIAL SPINE
BLACK STREET (PRIVATE)
MANZANITASTREET
PROPOSED BLDGPAD ELEV.=16.5FF=17.5
PROPOSED BLDGPAD ELEV.=15.0FF=16.0PROPOSED BLDGPAD ELEV.=15.3FF=16.3 PROPOSED BLDGPAD ELEV.=16.9FF=17.9
PROPOSED BLDGPAD ELEV.=16.8FF=17.8PROPOSED BLDGPAD ELEV.=13.7FF=14.7PROPOSED BLDGPAD ELEV.=14.8FF=15.8 PROPOSED BLDGPAD ELEV.=15.8FF=16.8PROPOSED BLDGPAD ELEV.=14.8FF=15.8PROPOSED BLDGPAD ELEV.=14.8FF=15.8 PROPOSED BLDGPAD ELEV.=FF=
PROPOSED BLDGPAD ELEV.=14.3FF=15.3
PROPOSED BLDGPAD ELEV.=FF=
PROPOSED BLDGPAD ELEV.=15.3FF=16.3
PROPOSED BLDGPAD ELEV.=14.3FF=15.3PROPOSED BLDGPAD ELEV.=14.4FF=15.4 PROPOSED BLDGPAD ELEV.=13.5FF=14.5
PROPOSED BLDGPAD ELEV.=12.3FF=13.3PROPOSED BLDGPAD ELEV.=13.1FF=14.1PROPOSED BLDGPAD ELEV.=13.8FF=14.8 PROPOSED BLDGPAD ELEV.=14.0FF=15.0
PROPOSED BLDGPAD ELEV.=15.8FF=16.8
PROPOSED BLDGPAD ELEV.=15.3FF=16.3
LEGEND
ABBREVIATIONS
OF 16 SHEETSSHEET
MOUNTAIN VIEW,MAR., 2023DATESCALEDESIGNERJOB NO.A20107PNB FORGOOGLE LLCCALIFORNIA DRAWN BYIVWAS SHOWN NO.REVISIONNO.BY REVISIONBY
3350 Scott Boulevard, Building 22Santa Clara, California 95054Phone: (408) 727-6665www.kierwright.com
NORTH BAYSHORE MASTER PLAN
GRADING PLANS14
NORTH
SCHEMATIC GRADING PLAN
SEE SHEET 13
181920
22 21
2322
22 17
PEAR AVENUE
INIGO WAY
PLYMOUTH STREET(CAPITAL IMPROVEMENTS)
E STREETMAIN STREET
B STREET
BAYSHORE FREEWAY USHIGHWAY 101C STREET
PLYMOUTH STREET
SHORELINE BOULEVARD(CITY CAPITAL IMPROVEMENTS)GATEWAY MASTER PLAN PROPOSED BLDGPAD ELEV.=22.9FF=23.9PROPOSED BLDGPAD ELEV.=22.8FF=23.8PROPOSED BLDGPAD ELEV.=25.8FF=26.8 PROPOSED BLDGPAD ELEV.=22.8FF=23.8
PROPOSED BLDGPAD ELEV.=21.1FF=22.1
PROPOSED BLDGPAD ELEV.=19.1FF=20.1
PROPOSED BLDGPAD ELEV.=17.8FF=18.8PROPOSED BLDGPAD ELEV.=18.1FF=19.1PROPOSED BLDGPAD ELEV.=18.7FF=19.7 PROPOSED BLDGPAD ELEV.=19.0FF=20.0PROPOSED BLDGPAD ELEV.=19.1FF=20.1 LEGEND
ABBREVIATIONS
OF 16 SHEETSSHEET
MOUNTAIN VIEW,MAR., 2023DATESCALEDESIGNERJOB NO.A20107PNB FORGOOGLE LLCCALIFORNIA DRAWN BYIVWAS SHOWN NO.REVISIONNO.BY REVISIONBY
3350 Scott Boulevard, Building 22Santa Clara, California 95054Phone: (408) 727-6665www.kierwright.com
NORTH BAYSHORE MASTER PLAN
GRADING PLANS15
NORTH
SCHEMATIC GRADING PLAN
SEE SHEET 13
CASEY AVE
SAN ANTONIO ROADSAN ANTONIO ROAD
MARINE WAY
FUTURE PARKING STRUCTUREFF = 12.0PAD ELEV.=11.0
FUTURE PARKING STRUCTUREFF =12.0PAD ELEV.=11.0
LEGEND
ABBREVIATIONS
OF 16 SHEETSSHEET
MOUNTAIN VIEW,MAR., 2023DATESCALEDESIGNERJOB NO.A20107PNB FORGOOGLE LLCCALIFORNIA DRAWN BYIVWAS SHOWN NO.REVISIONNO.BY REVISIONBY
3350 Scott Boulevard, Building 22Santa Clara, California 95054Phone: (408) 727-6665www.kierwright.com
NORTH BAYSHORE MASTER PLAN
GRADING PLANS16
NORTH
SCHEMATIC GRADING PLAN
Appendix 1
Vertical Airspace
Parcelization
04.2023
JN1 7.6 331,518 OFFICE 28 0
JN2 0.9 39,256 PARKLAND 5 0
JN3 1.3 55,952 PARKLAND 9 0
JN4 2.0 85,122 RESIDENTIAL 12 340
JN5 1.5 65,271 RESIDENTIAL 20 415
JN6 0.8 36,111 RESIDENTIAL 9 167
JN7 2.1 92,162 RESIDENTIAL 12 432
JN8 1.2 50,689 PARKING 9 195
JN9 1.4 63,084 RESIDENTIAL 9 254
JN10 3.8 167,422 OFFICE 14 0
JN11 1.4 61,558 PARKLAND 5 0
JN12 1.7 75,225 RESIDENTIAL 9 375
JN14 0.7 32,478 PARKLAND 5 0
JN15 1.5 66,205 RESIDENTIAL 12 372 JN16 2.5 111,025 PARKLAND 5 0
JN17 1.6 68,639 RESIDENTIAL 12 331 JN18 1.1 45,854 RESIDENTIAL 12 240 JN19 0.9 41,234 RESIDENTIAL 12 193 JS1 0.8 36,223 RESIDENTIAL 5 253
JS2 1.0 42,110 RESIDENTIAL 5 156
JS3 0.6 27,949 RESIDENTIAL 8 83
JS4 1.0 41,534 RESIDENTIAL 8 200
JS5 0.3 14,127 PARKLAND 1 0
JS6 1.2 51,457 HOTEL 5 0
JS7 1.8 79,224 PARKING 5 0
JS8 1.4 59,479 OFFICE 6 0
JS9 0.9 39,466 PARKLAND 1 0
JS10 1.2 52,483 RESIDENTIAL 8 318
SB1 0.8 36,262 HOTEL 12 0
SB2 0.7 32,056 RESIDENTIAL 12 160
SB3 1.3 57,368 RESIDENTIAL 12 206
SB4 0.6 26,723 SOCIAL SPINE 12 0
SB5 11.6 506,851 OFFICE 48 0
SB6 1.8 79,907 PARKLAND 5 0
SB7 4.4 193,387 OFFICE 21 0
SB8 0.6 28,275 PARKLAND 5 0
SB9 4.5 194,815 PARKLAND 5 0
SB10 2.5 108,640 DISTRICT CENTRAL PLANT 7 0 SB11 0.5 20,424 ROAD 0 0
SB12 2.4 105,313 DISTRICT CENTRAL PLANT 10 0 SB13 4.1 177,489 PUBLIC USE 1 0
SB14 2.1 92,635 RESIDENTIAL 9 215
SB15 0.9 38,677 RESIDENTIAL 9 172
SB16 0.3 14,583 ROAD 1 0
SB17 1.2 50,763 RESIDENTIAL 12 176 SB18 0.3 13,324 PARKLAND 5 0
SB19 0.5 23,939 RESIDENTIAL 12 211 SB20 0.8 36,544 RESIDENTIAL 12 202 SB21 1.6 68,312 RESIDENTIAL 12 301 SB22 1.0 41,832 ROAD 0 0
SB23 1.2 51,296 RESIDENTIAL 12 297 SB24 0.9 39,094 PARKING 9 0
SB25 1.4 61,028 RESIDENTIAL 14 220 SB26 10.8 468,552 PARKLAND 5 0
PE1 1.8 80,068 RESIDENTIAL 8 285
PE2 2.1 93,456 RESIDENTIAL 5 231
MW1 4.2 182,064 PARKING 0 0
MW2 4.9 213,101 PARKING 0 0
116.4 5,069,635 526 7000
CONDOMINIUM LOTS:
TOTAL NUMBER OF RESIDENTIAL CONDOMINIUM LOTS: 7,000
TOTAL NUMBER OF COMMERCIAL CONDOMINIUM LOTS: 360
PEARMARINE WAY
TOTAL
NET
DEVELOPABLE
AREA (SF)
NBS Proposed Airspace Parcelization & Residential Condominium Table
JOAQUIN SOUTHSHOREBIRD
PROPOSED
VERTICAL
AIRSPACE
PARCELS
PROPOSED
RESIDENTIAL CONDO
UNITS
JOAQUIN NORTH
VTM LOTNET DEVELOPABLE
AREA (±ACRES) PROPOSED USE